4441/23
PROTECTED STRUCTURE: PERMISSION:The development will consist of the change of use from Art Gallery, Retail, Yoga Studios, and Offices to Hotel use, which will be operationally linked to the Trinity Townhouse Hotel located at Nos. 12, 29 and 30 Frederick Street South, Dublin 2. The development will comprise 25 No. bedrooms and ancillary lounge areas and will function as an extension to the existing Trinity Townhouse Hotel. The development will include the demolition of the non-original rear annexes from lower ground level to 2nd floor level (c. 155 sq m); and the construction of a ground floor level rear extension (c. 122 sq m) over an extension at lower ground floor/basement level (c. 114 sq m). The development will increase the gross floor area of Nos. 24 and 25 Frederick Street South from c. 800 sq m to c. 881 sq m. The development will also comprise of: the replacement of the non-original PVC windows to the rear of the existing properties with sliding sash timber windows; internal room modifications including an interconnecting link between No. 24 and 25 at ground floor level; signage; lighting; bin storage; plant; green and blue roofs; hard and soft landscaping; and all associated site works above and below ground.
Core Refusal Reason
The Planning Authority refused permission due to concerns that the development would lead to an overconcentration of hotels, causing the 'homogenisation' of the street, the loss of existing residential use on upper floors, and serious injury to the historic fabric and legibility of the Protected Structures.
Decision Maker's Conclusion
- The proposed hotel use is acceptable in principle under the Z5 zoning and, based on the submitted overconcentration study, would not result in an imbalance of uses or erode the character of Frederick Street South.
- The loss of a single, likely unauthorised, residential unit on the top floor of No. 25 is not considered significant enough to warrant refusal, given the policy context and the conservation benefits of the overall proposal.
- The level of internal intervention is proportionate and the reduced scale of the two-storey rear extension is subservient to the Protected Structures, ensuring their special architectural interest and setting are maintained.
Cited Policies (CDP)
Decision Document Summary
This report concerns a First Party appeal against Dublin City Council's decision to refuse permission for the conversion of Nos. 24 and 25 Frederick Street South into a 25-bedroom hotel operationally linked to the Trinity Townhouse Hotel. The subject properties are Protected Structures dating from c.1740, located in a prominent city centre location. The Planning Authority's refusal centered on the loss of residential diversity and impacts on heritage fabric. However, the Inspector notes that the...PDF Document Missing
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